286 NE 24th Ct · Boca Raton, FL 33431

$825,000

5 bd · 2.0 ba · 2,869 sqft · SingleFamily public records · 10 Days on market

Built 1984

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW 5 bedrooms 3 Bath home. Newer Roof in 2016 accompanied by hurricane impact windows and house generator. If you are looking for a large 5 bedroom to make your own, this is it. Great east boca location close to shops, Beachs and houses of worship.

Key facts

• House generator
• Newer roof
• Close to shops

Tags

• NEWER ROOF
• HURRICANE IMPACT WINDOWS
• HOUSE GENERATOR
• EAST BOCA LOCATION
• CLOSE TO SHOPS
• CLOSE TO BEACHS

Property features AI

Exterior

• Home design: Single family home; 2 total floors
• Construction: Living area approximately 2,869

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $767k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $671k (18.6% below list).
• Recommended offer: $671k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.7% in Boca Raton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#192 in FL, #3,070 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime B+; Watch: amenities D, cost of living F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J. C. Mitchell Elementary School (math 54% / reading 60%, grade C+, #781 of 2,144 statewide, top 38%, 773 students, 50% FRL); Boca Raton Community Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 1,225 students, 41% FRL); West Boca Raton High School (math 55% / reading 70%, grade B-, #93 of 667 statewide, top 14%, 2,271 students, 28% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 181 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $6,713/mo this rent would consume 75% of the median local household income ($108k/yr) (locally 872% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $671,267 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.83% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.43×
• Total profit: $-132,095
• Equity at exit: $123,010

10-year hold

• IRR: -1.5%
• Equity multiple: 0.88×
• Total profit: $-27,997
• Equity at exit: $71,331

Cash invested: $231,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33431

• Rents YoY: 6.8%
• Active inventory: 181
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $6,713 high
• Mortgage (P&I): −$4,326
• Tax est. 1.5%: −$1,031 /mo · $12,375/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,410
• Net cashflow: $-398

Break-even live

Break-even rent $7,217

Max offer price $767,354

Occupancy floor —

Sensitivity live

Price	-10% $172	-5% $-113	+0% $-398	+5% $-683	+10% $-969
Rent	-10% $-929	-5% $-664	+0% $-398	+5% $-133	+10% $132
Rate	-1.0pp $17	-0.5pp $-189	base $-398	+0.5pp $-612	+1.0pp $-830

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2298 NE 4th Ave Boca Raton, FL	5.0	3.0	1987	$6,500	$3.27	0d	1	0.17mi
2298 NE 4th Ave Boca Raton, FL	5.0	3.0	1987	$6,500	$3.27	4d	1	0.17mi
3199 NE 6th Dr Boca Raton, FL	4.0	2.5	2589	$6,500	$2.51	1d	1	0.65mi
3511 NW 4th Ave Boca Raton, FL	4.0	2.0	2267	$7,900	$3.48	24d	1	0.86mi
951 NE 2nd Ter Boca Raton, FL	4.0	4.0	3665	$20,000	$5.46	26d	1	0.89mi
3910 NW 4th Ct Boca Raton, FL	4.0	2.0	2339	$4,600	$1.97	22d	1	1.09mi
3910 NW 4th Ct Unit 3910 Boca Raton, FL	4.0	2.0	2339	$4,600	$1.97	26d	1	1.09mi
1035 NW 5th Ave Boca Raton, FL	4.0	2.0	2100	$8,500	$4.05	4d	1	1.22mi
1035 NW 5th Ave Boca Raton, FL	4.0	2.0	2098	$8,500	$4.05	26d	1	1.22mi
320 NE Wavecrest Way Boca Raton, FL	4.0	4.5	3123	$30,000	$9.61	26d	1	1.43mi

Listing history 7 events

1. 2026-06-21
   days on market $825,000 Coming Soon 10 DOM
2. 2026-06-18
   days on market $825,000 Coming Soon 7 DOM
3. 2026-06-17
   days on market $825,000 Coming Soon 6 DOM
4. 2026-06-16
   days on market $825,000 Coming Soon 5 DOM
5. 2026-06-15
   days on market $825,000 Coming Soon 4 DOM
6. 2026-06-13
   remarks 249-char remark
7. 2026-06-13
   listed $825,000 Coming Soon 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $80,552
• − Mortgage interest: −$46,213
• − Property taxes: −$12,375
• − Insurance: −$4,125
• − Repairs & maintenance: −$6,444
• − Management: −$6,444
• − Depreciation: −$24,000
• Taxable loss: −$19,049
• Est. tax savings @ 24.0%: +$4,572
• After-tax cash flow: $-209/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Boca Raton

• Score: 77/100
• State rank: #192
• US rank: #3070

Category grades

Amenities D Commute B Cost of living F Crime B+ Employment A+ Housing B+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boca Raton, FL
• County: Palm Beach County · 1,438,312 people
• City population: 250,102
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 24,608
• Household income: $107,896
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 872.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Black 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 9% Scotch-Irish 5% Romanian 5%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 5% French/Haitian/Cajun 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -425.66%
• Current HPI: 342.0339
• Rent YoY: ▲ 6.83%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B